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Edythe Jensen
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The Arizona Republic
Aug. 9, 2006 12:00 AM
Chandler is one step closer to turning a
deteriorating half-mile stretch of Arizona Avenue into a
hip, urban hub.
The City Council gave an informal thumbs-up Monday to an
area plan that sets the stage for high-density lofts like
those in downtown Phoenix to replace an eclectic mix of
small businesses, dusty lots and older homes between Frye
and Pecos roads. The council is expected to vote on the
issue Sept. 28 after a Sept. 6 Planning and Zoning
Commission hearing.
Now a daily gathering spot for day laborers, the strip could
become Chandler's only cosmopolitan housing site,
sandwiching up to 2,500 new residents among new shopping
centers around the Santan Freeway and historic downtown
stores, restaurants and city offices.
Hank Pluster, interim planning manager, said 60 percent of
the area's properties have absentee owners and most are
ready for change. Consultants have said the strip is already
saturated with retailers and offices, and residences are the
only logical alternative.
"Nobody is saying the area is fine just the way it is," he
said. "The neighborhood sense is 'Let's bring it on, let's
do it, let's get it going.' "
Former Mayor Coy Payne, who grew up in that part of Chandler
and owns property there, agrees.
"We're ready for change, but we don't want to drag it out,"
said Payne, who attended months of neighborhood meetings
hosted by the city and was in the audience Monday.
Noticeably absent from public discussions were the day
laborers. Payne said they weren't mentioned in the
neighborhood meetings, either.
Pluster said if urban development flourishes along the
stretch, the throngs of men waiting on the street will
disappear.
"Does the city have any plans to see them (the laborers) go?
No, we don't," he said. "We have told people who asked about
it that we are addressing fundamental land-use issues, not
cosmetic improvements."
Last year, the city's Human Relations Commission struggled
with the day labor issue and was instrumental in getting the
city to limit stopping and parking in the area. Ana Regalado,
one of the commissioners, said the group hasn't discussed
the potential impact of redevelopment or the area plan.
"Right now many of them (laborers) congregate in vacant
lots. If those lots are purchased and developed, they will
move," she said. "Hopefully, they will move to the Day Labor
Center or to a better area."
Mayor Boyd Dunn called the proposed area plan "an exciting
possibility." He said city officials are ready for major
changes in Chandler's core and have started talking about
another redevelopment target - Chandler Boulevard between
Arizona Avenue and McQueen Road.
Pluster said it's important that property owners know the
city isn't going to rezone their land or force them to sell
to private developers. The area plan would likely increase
property values, but the city isn't in a position to referee
transactions, he said. Pluster said he has advised owners to
request certified appraisals with offers at the potential
buyer's expense.
Seller holdouts wouldn't be a problem because piecemeal
development on smaller parcels is feasible when high
densities are allowed. Pluster cited the
Artisan Parkview loft project in downtown Phoenix,
where 35 units sit on a little more than 1 acre.
The city may have to buy some parcels to extend or move
streets as part of the redevelopment, he said. Owners have
been assured that relocation policies require that Chandler
provide equal or better properties, he said.
A trailer park on Fairview Street west of Arizona Avenue
likely would be razed to extend California Street, Pluster
said.
"The mobile home park has to go," he said.
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